Allahabad High Court
Rajendra Singh Raghav Son Of Misri Singh ... vs Raja Khagendra Pratap Shahi Son Of Raja ... on 2 November, 2007
Author: Sunil Ambwani
Bench: Sunil Ambwani
JUDGMENT Sunil Ambwani, J.
1. Heard Shri G.N. Verma, Senior Advocate assisted by Shri S.N. Shukla for the defendant-appellants, and ' Shri V.K.S. Chaudhary, Senior Advocate assisted by Sri R.S. Maurya for the plaintiff-respondents.
This second appeal arises out of judgment, and decree dated 2.6.1975 by the Fourth Addl. District Judge, Deoria, which was allowed by this Court and the suit was dismissed on 7.1.1987. Raja Khagendra Pratap Shahi, the plaintiff-respondent filed a Civil Appeal No. 7106 of 1994 in the Supreme Court of India. By the judgment dated 31.10.2002 the Supreme Court allowed the Civil Appeal and sent the matter back to this Court, with the following observations:
Having heard learned Counsel, for the parties, we are of the opinion that in the facts and circumstances of the case, the High Court ought to have heard the appeal only after complying with the provisions of Section 100 of the C.P.C. Failure to comply with the mandatory provisions contained in Section 100 of the CPC has resulted in vitiating the judgment.
For the short reason the appeal is allowed. The judgment and decree passed by the High Court in Second Appeal is set aside. The appeal is sent back for rehearing and Decision afresh by the High Court. The appellant in the High Court shall suggest the substantial questions of law which in. his submissions are involved, in the appeal. The High Court may, on being so satisfied, frame the questions, and thereafter, proceed to hear and decide the appeal on merits keeping in view the provisions of Section 100 of CPC.
The parties through their respective counsel are directed to appear before, the High Court on 16.12.2002.
Vide order dated 28.10. 1994, this Court passed an interim direction restraining the respondents herein from raising any construction on or transferring or alienating the properly in dispute. This order shall continue to remain in operation til the dale of first hearing before the High Court where after the High Court may form its own opinion on the need and propriety of issuing any interim direction during the pendency of the appeal before it.
2. The appellants have taken 30 grounds in assailing the judgment of the appellate Court by which the suit was dismissed. They have, however, confined his argument to the following substantial questions of law:
1. Whether the oral evidence was admissible to explain the description of property in the compromise recorded between the parties and accepted by the Supreme Court in 1958 (Ex.20)
2. Whether the lower appellate court has misinterpreted and misconstrued Clause 13 of the Compromise decree dated 19th May, 1958 and has acted without jurisdiction in correcting the decree.
3. Whether the courts below have acted illegally in not considering the admissions of the plaintiff-respondent made in his affidavit dated 6th May 1958 filed before the Supreme Court, the plaint of the suit No. 1225 of 1959, the petition of compromise filed and decree passed in that suit and the statement made in the present suit which conclusively prove that the area of the plot No. 331 owned by the plaintiff-respondent was only .18 acre and not 9.34 acres.
4. Whether the finding of the learned Additional. District Judge that the plaintiff-respondent was the owner of 9.34 acres area of the plot No. 331 is contrary to the specific case taken by the plaintiff-respondent in para 7 of the plaint that he owned only .85 acre area, and the clear provisions of the U.P. Zamindari Abolition and Land Reforms Act which abolished all proprietary interest in Abadi land lying in a village.
3. The facts giving rise to the second appeal are that the plaintiff filed a suit for mandatory injunction for direction to defendant lst set and 2nd set to remove constructions shown by letters 'ABCD' in the plaint map. A dispute had earlier arisen in the year 1950 as to who was the heir of Tamkuhi Rstate. A suit was filed, which resulted into settlement, on which a compromise decree passed in the Supreme Court in 1958 (Ex.20). The plaintiff pleaded that they have derived title in respect of suit land measuring 0.85 acres situate in Plot No. 331, in the compromise decree. The plaintiff remained owner in possession of the suit land since after the compromise decree was passed. The defendant had raised constructions on a part of the suit land. The plaintiffs claimed mandatory injunction directing the defendant to remove their constructions. The plaintiffs also pleaded in the alternative that Plot No. 331 was settled with them under Section 9 of the U.P. Zamindari Abolition & Land Reforms Act.
The defendants pleaded that the Tamkuhi Estate remained under the charge of the Court of Wards for some time and that they acquired a piece of land on which they raised constructions from the Court of Wards. They denied the title and possession of the plaintiff over the piece of land.
The trial Court decreed the suit No. 1791 of 1966 for mandatory injunction and demolition from the suit land. The suit for recovery of Rs. 200/- was dismissed. This judgment dated 4.12.1971 was challenged in Civil Appeal No. 299 of 1971. The appellate Court dismissed the appeal. The order of the lower Court was substituted by an order that the suit of plaintiff-respondent was decreed against defendant-respondent Nos. 2 and 3 with proportionate costs. They were directed to remove the disputed constructions 'ABCD' in the plaint map C/70 and also the constructions, which they had made during the pendency of the suit within two months, failing which the plaintiff-respondents were to execute the decree through the process of the Court.
4. Both the Courts below accepted the contention of the plaintiffs that the suit land measuring 0.85 acres was settled with them under Section 9 of the U.P.Z.A. & L.R. Act. The plaintiffs acquired the suit land under the compromise decree (Ex.20). The compromise decree conferred rights on plaintiff only in respect of 0.18 acre area of plot No. 331. This area according to the Courts below was not correctly recorded in the compromise and that the entire suit land was given to the plaintiff under the compromise.
5. In the second appeal it is contended that the findings that the suit land was settled with the plaintiff under Section 9 of the U.P.Z.A. & L.R. Act and that there was an error in recording area of plot No. 331 in the compromise is erroneous. In the compromise decree the Supreme Court on 19.5.1959 between Khagendra Pratap Bahadur Sahi and Ors. v. Bhagwati Pratap Singh and Ors. in Civil Appeal No. 375 of 1957 records, the area of Plot No. 331 in Schedule No. 3 at page 79 at Pargana Sidhuajobna, Distt. Deoria as 0.18 and describes the said area as 'Kachahari'.
In order to appreciate the rival contentions of the parties, which are based on this entry, it is appropriate to reproduce page 79 of Schedule 3 of the compromise as follows:
SCHEDULK No. 3 - Continued House in Tarayasujan Tappa 2834 M. 12 Dec. Four rtooms from the extreme South east.
Bankjogni Pargana Sidhuajobna
District Deoria
Seorahi Raja Bazar Tappa
Bankjogni 329 .02 Two rooms
occupied by
Hanuman (on rent)
Pargana Sidhuajobna
Dist. Deoria 331 18 Kachahari
Kasyya Tappa Tappa Mainpur One house
Pargana Sidhuajobna,
District Deoria
Barwa Tappa Mainpur
Pargana One Kachahari
Sidhuajobna, Dist. Deoria
Narsinpur Pacca Houses and all other houses Ghotha etc. excepting Kacheri
(Khaprail).
Jeep Car V.P. 265 One
Tanga or "Tamtam One
Cycle No. 1165 Roya1star One
All existing furniture and movables situate at Nachghar, and Abadarkhana, All animals, Farm accessories and farm implements; including 5 Tyre-carts at Gazia and Pipra and Narainpur Farms and all movables in the Gazki and Pipra and Barwa and Narainpur Farms.
6. Shri G.N. Verma appearing for the defendant-appellants submits that the plaintiff cannot derive title on the basis of compromise decree for an area in excess of 0.18 acres. He has to first prove that he had acquired 0.85 acres of plot No. 331 and that 0.18 acres was wrongly recorded over the compromise against plot No. 331. There was nothing to show that 0.85 acres of plot No. 331 was ever given to the plaintiff. The basis to claim 0.85 acres in plot No. 331 was not given nor pleaded in the plaint. The plaintiffs acquired certain area of plot No. 331, which is referred to 0.18 acres. No claim was set up over and above this area nor the plaintiff could derive title under compromise of an area excess to 0.18 acres.
7. Shri G.N. Verma submits that oral evidence is not admissible to explain the document of compromise recorded by the Supreme Court. The oral evidence is excluded by documentary evidence and as such the oral evidence could not be seen against the document on record. The compromise was recorded in the year 1958 much after the date of vesting and thus question of settlement of the entire suit land with the plaintiff under Section 9 of the UPZA & LR Act docs not arise. The compromise decree recorded in Clause 13 that if any properly of late Raja Indrajit Pratap Bahadur Sahi or any part of the suit property was omitted to be dealt, with specifically by the terms of the petition for compromise, then in respect of such properly the share of the appellants shall be 8 annas and that of the 1st respondent 8 annas. The question whether any area in excess of 0.18 acres in plot No. 331 belongs to late Raja Indrajit Pratap Bahadur Sahi, who died in the year 1947 was not pleaded in the plaint. The plaintiff, therefore, could not have claimed any excess area.
8. Shri V.K.S. Chaudhary, Senior Advocate on the other hand submits that what was allotted in Schedule-3 to the plaintiff' was 'Seorahi Kachahari'. The entire abadi of Seorahi is 9.34 acres. The abadi is given one number. The trial Court held local inspection and found that this 'Kutchahari' is bounded by pitched boundaries and is equal to 0.81 acres. liven if it is not identified, the parties will get 8 annas each in such property. Shri V.K.S. Chaudhary has relied upon 'Rule of Interpretation' by Sir Ronald Burroh's that if one of the description of the property is incorrect the entries cannot be relied upon and has invoked the doctrine of 'Falsa demonstratio non nocet cum de corpora constat' (an instrument docs not necessarily fails or become inoperative because it contains an inaccurate or false description) and for this purpose he has relied upon paras 3 and 4 of (1995) 1 JT (SC) 172. Shri Chaudhary submits that if after rejection of inaccurate description, there is sufficient evidence to identify the person or the property, effect will be given to it. He submits that one co-sharer could have filed a suit for ejectment of trespasser. Plot No. 331 is an abadi plot. The Court can consider the accidental omission under Section 15 of the Evidence Act. The compromise between the parties with regard to the large number of properties of late Raja Indrajit Pratap Bahadur Sahi with all its complexities, and the transfers made during the pendency of the suit, were resolved taking into account the uncertainties of the litigation and the fact that bulk of the properties were Zamindari properties and had vested in the State of U.P. and Bihar under the land reforms legislations. The parties compromised the appeal on the terms stated in the document dated 19.5.1958 accepted by the Hon'ble Supreme Court. Properties allotted to appellant were described in Schedule-3 and which includes plot No. 331, which is not disputed in the present case. The compromise running into 128 pages is admitted to both the parties. The compromise recorded and accepted between parties in the highest Court of land is not open for correction by the subordinate Courts. In case parties were aggrieved, they could have requested Hon'ble Supreme Court for any modification of the terms or description of the properties in compromise. Having accepted the compromise it was not open to the plaintiff to have filed a suit and then contend and lead evidence with regard to description of the properties in one of the schedules appended to the compromise. The compromise had taken care of almost all the properties, which could be the subject mater of dispute in future. The schedules of properties with their description and rights were meticulously prepared and their valuations were assessed. The parties had agreed to these rights, description, valuation and terms and had further provided for all eventualities in residuary classes. In para 13 it was clearly stipulated that if there be any property of late Raja Indrajit Pratap Bahadur Sahi or any part of the suit property which by inadvertence or otherwise has been omitted to be dealt with specifically by the specific terms of the petition for compromise then in respect of such property the share of the appellants shall be 8 annas and of respondent No. l shall be 8 annas.
9. The trial Court held that in the compromise the plaintiff got his share in 'Seorahi Kutchahari of Tamkuhi Raj situated in plot No. 331 Minjumla. The plaintiffs share includes 'Seorahi Kutchahari' of Tamkuhi Raj and the land appurtenant thereof. The Commissioner's map (C-70) shows that land is lying in front of Seorahi Kutchahari upto the temple and is bounded by the boundary wall in the north, by railway line in the west, by temple in the east and by the houses of Mohammad Yasin, Narain, Tulsi and Bindesari in the south is the compound and sahan of 'Seorahi Kutchahari'. The location of the land shows that it is the land appurtenant to the 'Seorahi Kutchahari. The plaintiffs predecessors were the zamindars of the village and were owner of Tamkuhi Raj and as such it is not improbable that the compound left as appurtenant to the Kutchahari was a big piece of land.
The trial Court then held, "It appears that when authority of the Raja faded due to abolition of zamindari and litigation, the people started to pass through the KACHIIARI compound and the KACHHRI could not be maintained. It appears that in view of the abolition of zazmindari and litigation, people started encroaching upon the land of SEORAHI KACHIIARI and land appurtenant thereto. The contention of the plaintiff that the land of the compound of the Seorahi Kachhari was used for the purposes of SAHAN of the KACHHARI is most probable. Hence I am of the opinion that the land in suit alongwith the land lying on all sides thereof is land appurtenant to the SEORAHI KACIIIIARI belonging to the plaintiff. There is a wall in this compound which on the one hand demolished the theory of defendants regarding Rasta and on the other hand strengthens the case of the plaintiff that in fact the whole compound was the Salian of the SEORAHI KACHARI. The trial Court further observed that, In this respect, plaintiff has shown many properties which, have been wrongly described in the compromise decree and the same do not tally with the other title papers. For example, the areas at plot Nos. 430 and 455 given at page 40 schedule B of compromise decree do not tally with Ex. 18. 'The area of plot No. 4 of village Kotiwa is 0.34 in compromise page 5 while in Ex.16 it is only 0.24. Similarly in schedule of page 57 compromise decree, only one plot is mentioned while in Ex.19 many plots are mentioned....
10. The trial Court then found that the defendant 1st set admits title of the plaintiff over the land in suit and also admit possession till 30.6.1952. The plaintiff has proved the possession even after the abolition of Zamindari and hence the land in suit stands settled with the plaintiff and he is owner of the land in suit.
The appellate Court gave its own reasons in arriving on the same conclusion. These reasons are given as below:
Schedule 3 of compromise Ext.20 shows that plot No. 331 area 0.18 acre, described as Kulchehary, was allotted to respondent No. l and 3 others. There is no subdivision of plot No. 331. Even word ruin jumila has not, been written. This shows that whole of plot No. 331 was allotted to the respondents Khagendra Pratap Shahi and others. The learned Munsif has noticed several, items of plots which have been wrongly described in the compromise. I need not. repeat, them,. I have checked them and have found his observations as correct. This shows that the area of plot No. 331 was wrongly described by the parties in the compromise. Ext.23 Khatauni of 1347 Fasti indicates that the total area of plot No. 331 was 9.34 acres. The disparity in the area mentioned in village records and in compromise itself indicates that the area of plot No. 331 was wrongly mentioned in the compromise. Therefore, the appellants cannot say that the respondent No. 1 is entitled to only 0.18 acre area in plot No. 331.
11. The appellate Court then considered the evidence produced by the defendant-appellant and found that the stand taken by the defendant-appellant that they got the land in dispute through receipt (Ex.A-9) dated 30.6.1952, is highly doubtful. On the next day i.e. on 1.7.1952 the U.P. Zamindari Abolition and Land Reforms Act No. l of 1951 came into force and Zamindari was abolished. The receipt was clearly executed with some ulterior motive. The existence of Court of Waixl came to an end on 1.7.1952. Hence there was no necessity of settlement of this land on the last date of existence of Zamindari. After reassessing, oral evidence the appellate Court found that the land in dispute actually belongs to Tamkuhi Estate. Since plot No. 331 was allotted to share of respondent No. l and others, the respondent is atleast owner of the property in dispute along with other appellants, who were parties in appeal pending before the Supreme Court vide Ex.20. The admission made by Shri Khagendra Pratap Shahi in document (Ex.6) (site plan) was explained by him.
In Manish Mohan Sharma and Ors. v. Rain Bahadur Thakur Ltd. and Ors. the Supreme Court held in para 32 as follows:
It has been repeatedly emphasised in several decisions that family settlements are governed, by a special equity and are to be enforced if honestly made. This would be so "even if the terms may have been agreed to on the basis of an error of the parties or originate in a mistake or ignorance of fact as to what the lights of the parties actually are, or of the points on which their rights actually depend". This is because the object of an arrangement is to protect the family from long drawn out litigation, and to bring about harmony and goodwill in the family. (See Kale v. Dy. Director of Consolidation (1976) 2 SCC 119) the courts lean heavily in favour of family arrangements and, "matters which would be fatal to the validity of similar transaction between strangers are not objections to the binding effect of family arrangements". This view has been reiterated recently in Amieshwar Ahand v. Virender Mohan Singh .
12. A consent decree need not be confined to the relief prayed for nor be confined to the subject matter of the suit. It terminates the litigation between the parties and has binding effect. The parties are not allowed to wriggle out of the consent terms on the purported plea of seeking clarifications.
In the present case the compromise runs into several schedules in 128 pages signed and is verified by the parties and was accepted by the Supreme Court. The schedules contain rights, description with areas, valuation and details to identify the properties. In case there was any dispute with regard to the area and identity of the property, which was subject matter of dispute in a future litigation, the Court could have taken evidence to find out the property from the description given in the schedule. It was not open to the Court to doubt the area of the plot, when it was clearly written in the document. The trial Court not only exceeded its jurisdiction in recording the findings that the area of 0.85 acres was included in plot No. 331 described as 'Kutchahary', it also erred in recording the finding that large number of other properties were also not correctly described in the settlement. These observations made by the trial Court and the first appellate Court virtually negate the purpose of compromise to end all disputes between parties.
13. Section 94 of the Evidence Act prohibits oral evidence to explain the description and terms of the documents, which form the basis of the suit. The Courts below committed gross error in law in admitting oral evidence and then raising doubts over the various other description of the properties in the compromise decree accepted by the Supreme Court. The defendant had purchased 0.1/2 acres of plot No. 331 from Bankcy Behari Rai vide sale deed dated 20.1.1972. The trial Court made local inspections and did not find any road towards north shown in the sale deed. The Courts below then com milled gross error in recording findings that the property purchased by the defendant was not identifiable, only on the ground that the trial Court could not locate one of the boundaries namely northern boundary as against three boundaries given in the sale deed. The doubt over the receipt (Ex.9) accepted on 30.6.1952, a day prior to abolition of Zamindari by which the Court of Ward created rights in favour of the defendants was also totally misplaced. Once the document was proved in accordance with law any doubt about the day when it was executed would not render it an invalid document.
14. The law as to latent ambiguities is not easily intelligible. Where on the face of it no ambiguity arises, any doubt, which has occasioned by the introduction of extrinsic evidence may be cleared up by having regard to the declarations of the intention of the writer. It is, however, necessary to guard against the supposition. Where language in the document is plain and the area described is correctly stated, the fact that boundaries do not correctly describe the plot, will not make extrinsic evidence admissible. When a part of description is found to be erroneous, but non-essential, the object may be eligible to answer the description. It is not appropriate to add a description, when the property has been already sufficiently described. The Court will not easily accept the mistake in the document or in the minds of either of the parties as to the identity of the property itself and admit evidence to show as to what was intended to be described. If the property described is existing and identifiable, mis-description in some respect would be a mere irregularity. Where the area is given precisely, it will prevail even if there is some discrepancy about the actual extent of the land. The Courts below erred in firstly going beyond the pleading and then admitting evidence against a document, which was recorded and accepted by the parties in the Supreme Court. The acceptance of compromise puts an end to the dispute. In case the parties arc allowed to question the description, the object of compromise will be defeated.
15. The substantial questions of law are returned in favour of the appellant. The oral evidence was not admissible to explain the area of plot No. 331 and Schedule 13 of the partition deed. The Courts below misinterpreted and misconstrued the compromise deed dated 19"' May, 1958 and exceeded in exercise of their jurisdiction in holding that plot No. 331 had an area of 0.85 acres. The findings of the Courts below that the plaintiff respondent was owner of 9.34 acres area of plot No. 33 1 is contrary to the specific case taken by the plaintiff-respondent in para 7 of the plaint that he owned only 0.85 acres and that all other proprietary rights and interest in the abadi land lying in the village was abolished by U.P. Zamindari Abolition and Land Reforms Act. The appeal is allowed. The judgment and decree passed by the Courts below are set aside and the plaintiffs suit is dismissed with costs throughout.